22 Suffolk A #22 · Boca Raton, FL 33434

$119,000

1 bd · 1.0 ba · 600 sqft · Condo · 427 Days on market

Built 1981 $396/mo HOA · 22% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.9/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit is being refurbished.

Key facts

• New floors
• Freshly painted
• Enclosed lanai

Tags

• FRESHLY PAINTED
• NEW FLOORS
• ENCLOSED LANAI

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fees (listed amounts vary: $396, $305); Senior community

Exterior

• Parking: Carport (1 space); One covered parking space
• Home design: Attached property; 3-story building; Entry located on the 2nd level
• Construction: Block construction; Effective year built
• Exterior features: Complex is fenced

Interior

• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Second-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Boca Raton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#192 in FL, #3,070 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 8400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,217
• Equity at exit: $17,743

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-36
• Equity at exit: $10,289

Cash invested: $33,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33434

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$396
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $187

Break-even live

Break-even rent $1,542

Max offer price $119,000

Occupancy floor 84%

Sensitivity live

Price	-10% $269	-5% $228	+0% $187	+5% $146	+10% $105
Rent	-10% $46	-5% $117	+0% $187	+5% $257	+10% $327
Rate	-1.0pp $247	-0.5pp $217	base $187	+0.5pp $156	+1.0pp $125

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1072 Yarmouth E #1072 Boca Raton, FL	1.0	1.5	738	$1,950	$2.64	25d	1	0.12mi
68 Suffolk F Unit 68 Boca Raton, FL	1.0	1.5	720	$2,750	$3.82	25d	1	0.12mi
209 Suffolk F Unit F Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	25d	1	0.12mi
171 Suffolk F #171 Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	11d	1	0.12mi
250 Suffolk F #250 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.12mi
4067 Yarmouth D Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	3d	1	0.14mi
91 Preston Way Unit 91 Boca Raton, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.36mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.36mi
149 Preston Way #149 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.36mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,450	$2.42	22d	1	0.40mi
77 Preston Way #77 Boca Raton, FL	1.0	1.0	600	$1,350	$2.25	8d	1	0.40mi
4074 Cornwall D Boca Raton, FL	1.0	1.5	738	$1,450	$1.96	25d	1	0.48mi
3031 Cornwall B Boca Raton, FL	1.0	1.5	738	$1,550	$2.10	25d	1	0.50mi
3070 Cornwall D Boca Raton, FL	1.0	1.5	738	$3,200	$4.34	25d	1	0.52mi
2052 Cornwall Dr Unit 2052 Boca Raton, FL	1.0	1.5	738	$3,150	$4.27	25d	1	0.52mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,775	$2.41	3d	1	0.52mi
3014 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,650	$2.24	2d	1	0.52mi
4014 Newcastle A Unit A Boca Raton, FL	1.0	1.5	738	$1,495	$2.03	25d	1	0.56mi
517 Mansfield M Unit 517 Boca Raton, FL	1.0	1.5	715	$1,550	$2.17	25d	1	0.57mi
534 Mansfield M #534 Boca Raton, FL	1.0	1.5	715	$1,300	$1.82	25d	1	0.59mi
86 Mansfield C Unit C Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	12d	1	0.59mi
4008 Cornwall a Boca Raton, FL	1.0	1.5	738	$1,600	$2.17	25d	1	0.59mi
251 Brighton F Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.60mi
314 Brighton H Unit H Boca Raton, FL	1.0	1.5	720	$1,500	$2.08	14d	1	0.60mi
457 Mansfield I Unit 457 Boca Raton, FL	1.0	1.5	720	$1,700	$2.36	3d	1	0.61mi
474 Mansfield L Unit L Boca Raton, FL	1.0	1.5	720	$1,400	$1.94	11d	1	0.63mi
251 Brighton Dr Unit 251 Boca Raton, FL	1.0	1.5	720	$1,450	$2.01	8d	1	0.64mi
156 Brighton Dr Unit 156 Boca Raton, FL	1.0	1.5	720	$1,350	$1.88	25d	1	0.64mi
129 Brighton D Boca Raton, FL	1.0	1.5	720	$1,300	$1.81	25d	1	0.64mi
359 Brighton I Unit I Boca Raton, FL	1.0	1.5	735	$1,550	$2.11	25d	1	0.64mi
321 Dorset Dr Boca Raton, FL	1.0	1.5	720	$1,590	$2.21	25d	1	0.66mi
22 Brighton Dr Unit 22 Boca Raton, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.67mi
119 Dorset Dr Unit 119 Boca Raton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.75mi
8 Fanshaw Dr Unit 8 Boca Raton, FL	1.0	1.0	585	$1,300	$2.22	8d	1	0.78mi
96 Fanshaw C Boca Raton, FL	1.0	1.5	702	$1,650	$2.35	15d	1	0.81mi
454 Fanshaw K Unit K Boca Raton, FL	1.0	1.5	715	$1,500	$2.10	15d	1	0.81mi
147 Fanshaw D Boca Raton, FL	1.0	1.0	601	$1,350	$2.25	25d	1	0.82mi
119 Fanshaw C Unit 119 Boca Raton, FL	1.0	1.0	585	$1,299	$2.22	25d	1	0.82mi
82 Fanshaw Dr Unit 82 Boca Raton, FL	1.0	1.5	702	$1,250	$1.78	25d	1	0.89mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $119,000 Active 427 DOM
2. 2026-06-17
   days on market $119,000 Active 426 DOM
3. 2026-06-16
   days on market $119,000 Active 425 DOM
4. 2026-06-15
   days on market $119,000 Active 424 DOM
5. 2026-06-13
   days on market $119,000 Active 422 DOM
6. 2026-06-09
   days on market $119,000 Active 418 DOM
7. 2026-06-07
   days on market $119,000 Active 416 DOM
8. 2026-06-04
   days on market $119,000 Active 413 DOM
9. 2026-06-03
   days on market $119,000 Active 412 DOM
10. 2026-06-01
    days on market $119,000 Active 410 DOM
11. 2026-05-31
    days on market $119,000 Active 409 DOM
12. 2026-05-07
    price $119,000
13. 2025-10-16
    historical $1,200
14. 2025-10-09
    price $1,200
15. 2025-09-26
    listed $1,400
16. 2025-08-26
    price $125,000
17. 2025-08-04
    price $135,000
18. 2025-04-24
    price $145,000
19. 2025-04-17
    listed $150,000 Active
20. 2023-01-27
    soldstatus $145,000 Closed 26-char remark

    Show marketing remark (26 chars)

    Unit is being refurbished.

21. 2023-01-23
    status Active 26-char remark

    Show marketing remark (26 chars)

    Unit is being refurbished.

22. 2022-11-18
    status Pending 26-char remark

    Show marketing remark (26 chars)

    Unit is being refurbished.

23. 2022-06-17
    listed $179,000 Active 26-char remark

    Show marketing remark (26 chars)

    Unit is being refurbished.

24. 2022-06-13
    soldstatus $89,000 Closed 302-char remark

    Show marketing remark (302 chars)

    This apartment is in the desireable Suffolk Association of Century Village Boca Raton, a 55 plus community.Condo is a freshly painted in living room and has new floors in living room and bedroom. The lanai is enclosed.Condo is easy to renovate as kitchen cabinets are removed, renovation was started.

25. 2022-05-08
    historical Active Under Contract 302-char remark

    Show marketing remark (302 chars)

    This apartment is in the desireable Suffolk Association of Century Village Boca Raton, a 55 plus community.Condo is a freshly painted in living room and has new floors in living room and bedroom. The lanai is enclosed.Condo is easy to renovate as kitchen cabinets are removed, renovation was started.

26. 2022-04-15
    status Active 302-char remark

    Show marketing remark (302 chars)

    This apartment is in the desireable Suffolk Association of Century Village Boca Raton, a 55 plus community.Condo is a freshly painted in living room and has new floors in living room and bedroom. The lanai is enclosed.Condo is easy to renovate as kitchen cabinets are removed, renovation was started.

27. 2022-04-11
    status Pending 302-char remark

    Show marketing remark (302 chars)

    This apartment is in the desireable Suffolk Association of Century Village Boca Raton, a 55 plus community.Condo is a freshly painted in living room and has new floors in living room and bedroom. The lanai is enclosed.Condo is easy to renovate as kitchen cabinets are removed, renovation was started.

28. 2022-04-04
    listed $90,000 Active 302-char remark

    Show marketing remark (302 chars)

    This apartment is in the desireable Suffolk Association of Century Village Boca Raton, a 55 plus community.Condo is a freshly painted in living room and has new floors in living room and bedroom. The lanai is enclosed.Condo is easy to renovate as kitchen cabinets are removed, renovation was started.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,345
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$4,752
• − Depreciation: −$3,462
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,081/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Boca Raton

• Score: 77/100
• State rank: #192
• US rank: #3070

Category grades

Amenities D Commute B Cost of living F Crime B+ Employment A+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 21,686
• Household income: $77,269
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 812.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 13% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, South Korea
• Languages at home: 73% English-only · Spanish 15% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -279.89%
• Current HPI: 271.1328
• Rent YoY: ▲ 1.81%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+32.2% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $119,000 MARMLS
• 2025-10-16 Rental Removed $1,200 MARMLS
• 2025-10-09 Price Changed $1,200 MARMLS
• 2025-09-26 Listed for Rent $1,400 MARMLS
• 2025-08-26 Price Changed $125,000 MARMLS
• 2025-08-04 Price Changed $135,000 MARMLS
• 2025-04-24 Price Changed $145,000 MARMLS
• 2025-04-17 Listed $150,000 MARMLS
• 2023-01-27 Sold (MLS) $145,000 MARMLS
• 2023-01-23 Relisted — MARMLS
• 2022-11-18 Pending — MARMLS
• 2022-06-17 Listed $179,000 MARMLS
• 2022-06-13 Sold (MLS) $89,000 Beaches MLS
• 2022-05-08 Contingent — Beaches MLS
• 2022-04-15 Relisted — Beaches MLS
• 2022-04-11 Pending — Beaches MLS
• 2022-04-04 Listed $90,000 Beaches MLS